Parkview Estate, inland plot
1,000–5,000 sqm available · LASG C of O, 96 years unexpired
₦1.5m/sqm inland, ₦1.65m/sqm waterfront
Source: AOP Homes Advisory — Market Tracking
AOP Homes | Advisory · Market Intelligence
Ikoyi Property Prices in 2026: What Buyers Should Expect
Asking-price benchmarks for land, apartments, maisonettes, duplexes and mansions across Ikoyi, with listing evidence, a street-by-street comparison and a buyer checklist.
14 min readPublished 27 September 2026AOP Homes Advisory
Ikoyi is not one price point. A plot in Parkview Estate and a plot on Bourdillon Road, ten minutes apart, can be priced more than double apart per square metre. This guide sets out what current listings are actually asking, street by street and property type by property type, so a number quoted to you can be checked against the market rather than taken on faith.
This guide covers Ikoyi proper — Old Ikoyi, Parkview Estate, Dolphin Estate, Osborne, Bourdillon Road and similar streets. Banana Island is postally part of Ikoyi but is priced as its own address; see our Banana Island Property Prices 2026 guide for that market.
A single street name can change the number more than the property itself.
Chapter 01
Price benchmarks by property type
Ranges below are drawn from current asking prices on listed comparable properties in Ikoyi, excluding Banana Island. They are asking prices, not verified transaction prices, and individual streets can sit well outside these ranges.
| Property type | Typical asking range | Notes |
|---|---|---|
| Land, per sqm | ₦1.5m – ₦5m | Parkview at the low end; Bourdillon Road and Old Ikoyi premium streets at the high end |
| 2-bedroom apartment | ₦360m – ₦750m ($700k+ on premium towers) | Wide range; older stock against new-build towers |
| 3-bedroom apartment | ₦580m – ₦750m ($650k – $1.0m) | The most common configuration on the market |
| 4-bedroom apartment | $1.27m – $1.7m | Mostly boutique towers along the Bourdillon corridor |
| Maisonette (duplex apartment) | $1.56m – $2.0m (₦1.8bn+ for new-build) | Four-bedroom maisonettes within apartment buildings, not standalone houses |
| Penthouse | $716k – $3.0m+ | Entry-level units at the low end; multi-floor penthouse villas at the top |
| Semi-detached / terrace duplex | ₦450m – ₦1.0bn | Fewer available than detached stock; mostly Parkview and Dolphin |
| 5-bedroom detached duplex | ₦1.4bn – ₦3.5bn ($1.5m – $4.5m) | The widest range of any category — age, plot size and street drive most of the spread |
| 6-bedroom detached mansion | ₦2.5bn – ₦5.0bn | Old Ikoyi and Parkview; Banana Island equivalents run considerably higher |
Chapter 02
Street-by-street: why the same “Ikoyi” address varies so much
Land is the clearest illustration. These are asking prices per square metre from current listings on each street.
| Street / estate | Asking price per sqm |
|---|---|
| Parkview Estate (inland plots) | ₦1.5m – ₦1.8m |
| Parkview Estate (waterfront) | ₦1.65m – ₦2.0m |
| Osborne Phase 1 | ₦2.5m – ₦3.3m |
| Old Ikoyi (Bank Road, Macdonald Road) | ₦2.3m – ₦2.8m |
| Old Ikoyi (Glover Road, Probyn Road) | ₦3.0m – ₦4.3m |
| Bourdillon Road / Alfred Rewane | ₦3.8m – ₦5.0m |
A widely cited market analysis put Ikoyi's broad land-price average at roughly ₦2.15 million per sqm as of 2025, up 412% over the preceding five years. That figure is a useful index for the district as a whole, but as the table shows, it sits in the middle of a much wider street-level spread — treat any single quoted average with caution until you know which street it is describing.
Chapter 03
The listing evidence
Specific current listings, by property type. Prices are as published by the listing agent and have not been independently verified.
Bourdillon Road, Old Ikoyi
2,281 sqm bare and fenced · Federal C of O
₦5,000,000/sqm (₦11.4bn total)
Source: AOP Homes Advisory — Market Tracking
Old Ikoyi, off Bourdillon Road
With elevator and 2 BQs · Governor's Consent
₦450,000,000
Source: AOP Homes Advisory — Market Tracking
Old Ikoyi
With en-suite BQ
$650,000
Source: AOP Homes Advisory — Market Tracking
Boutique tower, Bourdillon corridor
389 sqm within a 2/3/4/5-bedroom development
$1,400,000 (389 sqm), up to $1.7m (560 sqm)
Source: AOP Homes Advisory — Market Tracking
Old Ikoyi apartment tower
4-bed maisonette within a building offering 3-bed ($889,200) up to a 5-bed penthouse maisonette (price on application)
$1,558,800
Source: AOP Homes Advisory — Market Tracking
Bourdillon Road high-rise
58 residences · one 3-bedroom unit separately listed at $2,000,000
From $716,000
Source: AOP Homes Advisory — Market Tracking
Old Ikoyi
Newly built, self-compound · Governor's Consent
₦3,500,000,000
Source: AOP Homes Advisory — Market Tracking
Parkview Estate
With 2 BQs
₦5,026,077,562
Source: AOP Homes Advisory — Market Tracking
Old Ikoyi
Study, swimming pool, gym, 2 BQs · advertised as “2 units left”
₦2,700,000,000
Source: AOP Homes Advisory — Market Tracking
Chapter 04
Ikoyi residences we currently represent
Where the benchmarks above meet actual availability. Asking prices are as supplied; specifications, remaining units and payment terms are confirmed in writing on request.
AOP Homes — currently advised
Luxury 3 Bedroom Apartments in Ikoyi
Ikoyi · Still selling
Large-format three-bedroom apartments with maid's room on Glover Road, in a ten-floor residential tower with concierge, valet and 24-hour security. Current availability is Block B, in 202, 210 and 218 sqm layouts.
From $534,902≈ ₦735m
AOP Homes — currently advised
4 & 5 Bedroom Duplex in Parkview Estate, Ikoyi
Ikoyi · Ready to move in
Four and five-bedroom detached and semi-detached houses in Parkview Estate, each with en-suite bedrooms, a two-bedroom maid's quarters, pool, gym, cinema and rooftop lounge within the development.
₦1.7B – ₦2B≈ $1.24m – $1.45m
Read the wider area context in the Ikoyi neighbourhood guide.
Chapter 05
Off-plan vs completed in Ikoyi
Ikoyi's market looks structurally different from Eko Atlantic's.
Mostly completed
Eko Atlantic still has raw land and multiple large towers under construction, so a meaningful share of its listings are off-plan. Ikoyi is largely built up, so most current listings are completed homes, or redevelopments where an older house has been demolished and rebuilt on the same plot.
Off-plan the exception
Off-plan opportunities do exist — a Parkview Estate listing found for this guide explicitly offered a three-bedroom flat with BQ off-plan, and boutique towers occasionally sell ahead of completion — but they are the exception rather than the rule. If a listing is marketed as off-plan in Ikoyi, ask specifically why: is it a genuine new tower, or a plot sold with a promise to build?
The risks in our off-plan buyer's guide apply in full either way.
Chapter 06
Budget estimator
Choose a property type — and for land, a plot size and street tier — to see the asking range the current evidence supports.
Tool 01 — Ikoyi budget
What should I budget?
Estimated asking range
₦580m – ₦750m
Dollar-priced listings in this segment typically run $650,000–$1,000,000.
A rough guide only, built from the benchmark ranges above. It will not price a specific property — street, title, plot size and finish all move the number.
Chapter 07
Buyer checklist
Confirm the title type
Most Ikoyi land carries a Lagos State C of O or Governor's Consent; some Old Ikoyi parcels are still on Federal C of O. Have a lawyer verify at the land registry before paying anything.
Check for a demolishable structure
Many Old Ikoyi land listings include an old building the buyer is expected to tear down — confirm this is priced into the land rate, not added on top.
Verify plot size independently
Asking prices are almost always quoted per square metre; a surveyor's confirmation of the actual size prevents a mismatch between the marketed and true total price.
Ask which currency the price is fixed in
Many premium listings are priced in US dollars; confirm whether payment, and any future resale, will also be dollar-denominated.
For apartments and maisonettes, ask about service charge
Boutique towers on Bourdillon Road and similar streets can carry substantial annual service charges that materially change the cost of ownership.
For off-plan units, apply full due diligence
Developer track record, approvals and payment structure all require review before any deposit.
Chapter 08
Frequently asked questions
How much is land per square metre in Ikoyi in 2026?
Excluding Banana Island, asking prices for Ikoyi land run from about ₦1.5 million per sqm in Parkview Estate to ₦3.8–5 million per sqm on premium Old Ikoyi streets such as Bourdillon Road, Alfred Rewane Road and parts of Lugard Avenue. A widely cited market average for Ikoyi land sits around ₦2.15–2.5 million per sqm, well below the premium-street asking prices, which shows how much a single street name changes the number.
How much does a 3-bedroom apartment cost in Ikoyi?
Asking prices for 3-bedroom apartments in Ikoyi mostly range from about ₦580 million to ₦750 million, or roughly $650,000 to $1,000,000 where priced in dollars, depending on the building, finish and whether it includes a BQ.
Is Banana Island included in these Ikoyi prices?
No. Banana Island is postally part of Ikoyi but is priced and marketed as its own address, and AOP Homes covers it in a separate guide. The figures here are for Old Ikoyi, Parkview Estate, Dolphin Estate, Osborne, Bourdillon Road and similar streets, excluding Banana Island.
Is Ikoyi mostly off-plan or completed property?
Unlike Eko Atlantic, Ikoyi is a built-up, land-constrained district, so most current listings are completed or near-completed redevelopments on existing plots rather than large off-plan towers. Off-plan units do exist, mainly in a handful of boutique towers, and are noted where identified.
Ikoyi Property Guide
Area character, sub-markets, connectivity and buyer considerations.
View neighbourhood guide →
Banana Island Prices 2026
Banana Island is priced as its own address and covered in a separate guide.
Read the guide →
Off-Plan Property in Nigeria
Title, approvals, developer checks and payment structure before any deposit.
Read the guide →
Sources and methodology
Figures are compiled from asking prices tracked by AOP Homes Advisory across Ikoyi, together with published market commentary on five-year Ikoyi land-price growth. They are asking prices, not verified transaction prices, and were current as of September 2026. Lagos listings can be stale or duplicated. Banana Island records were excluded where identifiable.
This article is general market information, not investment, legal or financial advice. Verify title, approvals and pricing independently before buying.
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